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Direct Private Lender for Texas Real Estate Investors

Southwest Guaranty, a Houston-based private direct commercial real estate lender, was founded by Russ Gaines in 1995. We were the first lender to recognize the niche of small balance commercial lending and streamlined a loan process catering to these loans. Southwest Guaranty recognizes that each loan has its own “story” and we can structure a loan to fit each borrower’s specific needs. Our lending area stretches across the Lone Star state and we will consider loans outside of Texas on a case-by-case basis. We look forward to working with you!

Property Geographic Area Details

We lend throughout the Houston metropolitan area as well as other major metro areas in Texas.

Loan Amounts

$100,000 to $5,000,000

Interest Rates

10% to 12%

Max Loan-To-Value

65%

Max Loan-To-Cost

70%

Origination Fees

2% to 4%

Loan Terms

12 months to 60 months

Lien Position

  • 1st

Loan Purpose

  • Investment Acquisition
  • Investment Refinance
  • Improve Subject Property
  • Use Equity to Invest in Another Property
  • Value Add Project

Property Occupancy

  • Vacant
  • Tenant Occupied 100%
  • Owner Occupied Commercial

Property Types and Loan Types

Collateral Types

  • Residential Property
  • Commercial Property

Property Types

  • 2-4 Units Residential
  • Commercial Land
  • Industrial
  • Mixed-Use
  • Multifamily
  • Office
  • Residential Land
  • Retail
  • Single Family Residence

Loan Types

  • Commercial Bridge
  • Commercial Property Value Add

Land Loan

Land Types Considered

  • Residential Land
  • Multifamily Land
  • Industrial Land
  • Office Land
  • Retail Land
  • Hospitality Land
  • Agricultural Land
  • Special Purpose Land

Will Consider Land That is NOT Entitled

yes

Max LTV for Land

50%

Max LTC for Land Acquisition

50%

Purchase Loan

Max Loan-To-Purchase Price

70%

Borrower Must Have Property Under Contract

yes

Will Provide Proof of Funds Letter

no

Will Consider Lending on Purchase from Auction

no

Allowed Source of Borrower’s Equity

  • Own Cash
  • Partner
  • Equity in Another Investment Property
  • Seller Financing
  • Family

Rehab Value Add Loan

Experience Required

yes

Minimum Number of Value-Add Projects Completed by Borrower

1

Will Provide Funds for Renovation Costs

yes

Max LTC for Renovation Costs

100%

Interest Charged for Renovation Costs

Entire Amount of Total Project Costs

Typical Number of Days for Funds Draw

7

Details and Requirements

Typical Closing Time (Days)

10

Fastest Closing Time (Days)

5

Works With

  • Brokers
  • Borrowers

Payment Structure

  • Interest Only

Pre Payment Penalty

no

Will lend to a foreign national

no

Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage

no

Will Consider Collateralizing Multiple Properties in One Loan

no

Will Consider Equity Joint Venture

no

Borrower Entity Types Considered

  • Individual(s)
  • LLC
  • Limited Partnership
  • Trust
  • Corporation

Appraisal Required for Residential Property

Never

Appraisal Required for Commercial Property

Never

Broker Price Opinion (BPO) Accepted for Residential Property

Sometimes

Broker Price Opinion (BPO) Accepted for Commercial Property

Sometimes

Fees

Southwest Guaranty (SWG) is a private commercial real estate lender based in Houston, specializing in small balance commercial real estate loans throughout Texas. SWG was established in 1995 in response to what we perceived was a need in the real estate community for alternative financing solutions for borrowers who might not otherwise qualify for typical bank and/or conduit financing. In an effort to stay current with specific borrower requirements, SWG continues to expand and augment its product offerings. We have the capability to offer a broad range of commercial real estate loans for all types of borrowers and properties.

As our product offerings have expanded, so has our long list of satisfied borrowers, including individuals, small businesses, non profit institutions, etc. Southwest Guaranty provides financing for a multitude of property types including, but not limited to, multi-family, office buildings, retail, assisted living, mobile home parks, self storage facilities, restaurants, industrial, hotels/motels, churches, convenience stores/gas stations, car washes, automotive service centers, charter schools, industrial/manufacturing, warehouses, marinas, golf courses, and more. With the ability to lend on almost any property type, along with our array of financing options, we have the ability to offer almost any kind of loan from “A to Z”.

Southwest Guaranty has become a respected and serious participant in a unique commercial lending market. We provide quality service and expedient loan closings using a common sense approach to underwriting, while still adhering to high standards of underwriting and documentation for all loan originations. Our objective is to build long term, ongoing relationships with our clients by using our ability to be flexible and creative when underwriting and processing commercial loan requests. We would like to have the first look at your commercial loan request and provide the best possible financing solution.

Year Established

1995

Office Locations

13430 Northwest Freeway, Suite 990, Houston, Texas 77040

Russell Gaines

Principal

Russ Gaines, Principal, founded Southwest Guaranty in 1995 to fund nonconforming commercial loans in the Houston metropolitan area. Before establishing SWG, Russ was a Manager of Wholesale Lending for the Houston offices of Norwest Mortgage and Independence One Mortgage Corp., respectively. Prior to moving to Houston, Russ was the Vice President of Sprint Mortgage Bankers Corp., and developed real estate in the Northeast with The Gaines Organization in Hartford, Connecticut. He earned an economics and finance degree from the University of Hartford, and attended the Real Estate Institute at New York University.

Before You Contact Us

Our Minimum Loan Amount Is

$100,000

What We Do

  • Loans for Investment Real Estate in Texas
  • Appraisal Not Required in most cases
  • LTV up to 65%, LTP up to 70%
  • 30%+ Cash Required for Purchase
  • Land LTV up to 50%

Not Available

  • NO 100% Financing
  • NO Homesteads (owner-occupied SFR)
  • NO Specialty Commercial Properties

Loan Request

Short Description of your Loan Request or Property Address

This information is about yourself, not the subject property.

$
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(temp use, storage, billboard, parking, etc.)

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If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.

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(temp use, storage, billboard, parking, etc.)

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$
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If Borrower is not seeking additional funds for the renovation, change the Loan Type to Purchase or Acquisition.

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how will the loan be paid off?

acres

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